Raintree
Homes for Sale in Gainesville, FL
All 850 homes for sale in Gainesville, FL · median $295,000 · 108 homes for sale in 32605 · Alachua County homes for sale
True comps, carrying-cost math, and listings before the portals.
Homes listed or recently sold were built 1983 - 1989; 3 of 4 report an HOA (median $9/mo); none of the 4 geocoded homes sit in a FEMA special flood hazard zone (median elevation 113 ft). Raintree is a community in Gainesville, Alachua County, FL. Across Gainesville as a whole, 2,065 homes closed in the last 12 months at a median of $312,500, 48 median days on market, with 748 homes for sale today. At that median and Alachua County's FY2025-26 rate of 16.56 mills, annual property tax runs about $5,170 ($4,530 with the full homestead exemption).
Last 30 days in Raintree: 1 closed sale (median $738,000). As of November 7, 2026, Listings courtesy of Stellar MLS as distributed by MLS GRID.
Price in Raintree is driven by condition and vintage, not by a formula. With a build range spanning from 1925 to 2024 and a median year built of 1978, two homes a block apart can sit at very different points depending on what's been updated. The median living area of roughly 1,700 square feet gives you a sense of the typical footprint, but the spread in age means you should underwrite each house on its own merits rather than a neighborhood comp.
The current posture leans toward buyers: eight months of supply against a thin pullout of closings and only two active listings. That combination means slow turnover and limited choice at any given moment, so a well-priced, well-presented home still moves, while anything mispriced or dated will sit. Sellers should expect scrutiny on condition; buyers should expect to wait for the right listing rather than pick from a crowded shelf.
Figures in this note are as of October 26, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Raintree right now
🟢 Buyer-leaning market. 8.0 months of supply and 0% of the inventory already under contract give buyers above-average negotiating leverage.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of Stellar MLS records, as of August 2, 2026. Confidence: Low (2 active and pending listings, 2 closed sales in 12 months).
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· Updated November 12, 2026 · Live data: Stellar MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
Nearby homes for sale
No active listings inside Raintree right now. These are the 6 closest homes on the market, by straight-line distance from the community's center; some may sit just outside its boundary.
Listing data from the MLS feeds named on each listing page; deemed reliable but not guaranteed. Refreshed nightly.
The 60-Second Overview
Raintree is an established, infill-style pocket of Gainesville where the housing stock turns over slowly and each home trades on its own condition. The nearly century-wide build range is the headline: this is a place you evaluate house by house, not block by block.
Stellar MLS sales records identify 60 homes in Raintree that have changed hands since 1991, built between 1982 and 1998 (median 1986), with a median living area of about 2,704 sq ft and a typical 4-bedroom, 3-bath layout; 100% are single-family homes. Source: Stellar MLS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
The setting & the homes.
Aerial and on-site photos of Raintree. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Raintree
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RaintreePhotos from Stellar MLS listings in Raintree; content deemed reliable but not guaranteed.
Who Raintree is best for.
Best for
- Buying to hold in an established, largely owner-occupied Gainesville pocket
- Buyers who are comfortable assessing a home on its own condition and renovation history
- Buyers willing to wait out a thin market for the right listing
Probably not for
- Needing a wide selection of homes to choose from right now
- Wanting shared community amenities as part of the purchase
- Buyers who need clean, abundant comps before committing
The market around Raintree
Raintree is a small community — 15 recorded sales on file, most recently in 2024 — too few for its own price trend. Here is the market around it.
In ZIP 32605, 172 homes are on the market and 23% are under contract — a steady corner of Gainesville.
Across Alachua County, 1,305 homes are active and 417 pending (24% under contract).
Homes here are single family residence.
In ZIP 32605 (Gainesville), 516 homes closed in the last 12 months at a median of $306K ($203/sq ft), down 5.6% year over year, with a median 42 days on market. Right now 101 active and 27 pending listings put supply at about 2.3 months - a balanced market. See the live ZIP 32605 housing market and the Alachua County market.
ZIP and county figures describe the wider market, not Raintree specifically. Momentum Research analysis of MLS records.
Raintree on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from Stellar MLS. Map data © OpenStreetMap contributors.
Recent Developments in Raintree
Development, infrastructure, retail, and school activity affecting Raintree, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- October 2026Infrastructure
EPA plans mile-long underground wall at Koppers Superfund site in Gainesville
The EPA presented a plan to the Gainesville City Commission for a mile-long, 65-foot-deep underground wall at the 90-acre Koppers site at 200 NW 23rd Ave. Construction could start this fall and run to mid-2027, and an information session is set for Oct. 21. The site will be cleaned to commercial and industrial standards only.
What it may mean for the marketThe cleanup sets long-term land use limits on a large north Gainesville parcel and brings construction activity there through 2027. The site is about 2 miles east of Raintree.
Source: Mainstreet Daily News - September 2026Infrastructure
Alachua County budgets $106 million for roads and expands pothole repair
County Manager Michele Lieberman said the 2026-27 budget includes $106 million for roads across a 700-mile network. The county now runs four pothole crews six days a week, added milling and resurfacing to its Watson Construction contract, and is adding a $500,000 amendment for more repairs.
What it may mean for the marketAdded road funding and resurfacing should improve driving conditions on county roads and affect commute reliability. The site is about 2 miles southeast of Raintree.
Source: Mainstreet Daily News - September 2026Development
GRU Authority approves demolition of Power District buildings ahead of possible land sale
The GRU Authority voted 3-0 to hire SGLC for $458,000 to demolish most buildings and remove asbestos on the roughly nine-acre Power District northeast of Depot Park. Demolition starts at the end of September and is to finish by Thanksgiving. GRU plans to sell the land, which it expects to bring at least $7.5 million.
What it may mean for the marketClearing about nine acres near Depot Park opens a possible future redevelopment site close to downtown. The site is about 3 miles southeast of Raintree.
Source: Mainstreet Daily News - April 2026Development
Gainesville board approves 248-unit apartment project in northwest Gainesville
The Gainesville Development Review Board approved a 248-unit multifamily project in northwest Gainesville, planned as four four-story buildings with a clubhouse and amenities, with construction expected to run about 22 months.
What it may mean for the marketA new apartment community of this size adds rental housing to northwest Gainesville, a factor that can influence demand and pricing for nearby communities. The site is about 2 miles northwest of Raintree.
Source: WCJB - December 2025Retail & Dining
Amrit Palace Indian restaurant to open on Southwest 34th Street in Gainesville
Amrit Palace, an Indian restaurant expanding from Ocala, is planned to open at 3105 Southwest 34th Street in Gainesville, adding a dining option along the 34th Street corridor near Archer Road.
What it may mean for the marketA new restaurant on the 34th Street corridor adds to the dining and retail mix that shapes daily convenience for nearby Gainesville communities. The site is about 2 miles south of Raintree.
Source: 352today - May 2025Development
Archer Place luxury condo and retail project breaks ground at Archer Road and 34th Street in Gainesville
Archer Place, a mixed-use development at the corner of Archer Road and Southwest 34th Street near Butler Plaza in Gainesville, broke ground with plans for 92 residential units including penthouses and workforce apartments, ground-floor retail, and a roughly 6,000 square foot restaurant, with completion targeted for late 2026.
What it may mean for the marketA new mixed-use condo and retail project on the Archer Road corridor adds housing and commercial space near Butler Plaza, the kind of activity that can shape demand for nearby Gainesville communities. The site is about 3 miles south of Raintree.
Source: Mainstreet Daily News
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
The Raintree buying strategy.
If we were buying in Raintree today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in Raintree.
A vintage-spread neighborhood, not a cookie-cutter one
The defining fact here is the year-built range, which runs from 1925 all the way to 2024. That tells you Raintree has absorbed new construction alongside homes approaching their hundredth year, with the median landing around 1978. For a buyer, that means condition, systems, and renovation history matter more than any single price signal. For a seller, it means your home competes on how it shows, not just on where it sits.
Roughly 65% of homes carry a homestead exemption, pointing to a stock that's largely owner-occupied and held rather than churned. With only two active listings and limited recent closings, data is thin and each sale carries weight. No community amenities surface in current MLS listings, so what you're buying is the house and the location, not a shared package of features.
The location and the amenities are priced into every listing in Raintree. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
Thin inventory and a wide vintage spread make this a neighborhood where comps lie if you read them lazily. We underwrite each Raintree home on its own condition and systems, track the few listings and closings closely, and tell you plainly when a particular house is priced on hope rather than on what it is.
Raintree in 15 seconds.
Tools for a Raintree buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Raintree sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Raintree, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Raintree home worth?
Get a no-obligation home value based on real comparable sales in Raintree, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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Recently off market in Raintree
Homes in Raintree that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 2 on record.
- 2322 NW 14Th Place · off market
- 2445 NW 15Th Place · off market
| Location | Gainesville, Alachua County, FL · ZIP 32605, 32606, 32608, 99999 |
|---|---|
| Homes in the community | 2,019 (FL DOR 2025 assessment roll) |
| Years built | 1925–2024 (median 1978.0) |
| Typical living area | 1,698 sq ft (median) |
| Amenities listed by sellers | Security System |
| For sale right now | 2 active, 0 pending · median asking $724,475 · 8.0 months of supply |
| Owner-occupied (homestead) share | 65% |
Data as of August 2, 2026. Based on Stellar MLS data distributed by MLS GRID for the period 1991 through 2026; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “Raintree key facts,” movewithmomentum.com/neighborhoods/raintree-gainesville, data as of August 2, 2026.
Housing distress & ownership in Raintree, Gainesville
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. Based on Stellar MLS data distributed by MLS GRID for the period October 2026 through October 2026. Deemed reliable but not guaranteed.
Recently sold in Raintree Gainesville
- 2445 Nw 15Th Place · sold $738,000
- 2322 Nw 14Th Place · sold $725,000
Closed sales from the MLS; each page shows the sold price, taxes and value history.
More Gainesville home searches
- All homes for sale in Gainesville, FL
- Homes for sale in Alachua County, FL
- Gated communities in Gainesville
- Gainesville home values: what is my house worth?
- ZIP 32605 housing scorecard
Gainesville guides & data
- Market data
- Cost of living
- Best neighborhoods
- Flood zones
- Property taxes (Alachua County)
- Homestead exemption (Alachua County)
- Home insurance cost
- HOA database
Florida buyer guides
- Florida home insurance rates by county
- Florida property tax by county
- Florida property tax calculator
- What flood zone X means
- The 4-point inspection, explained
- Florida flood insurance calculator
- Florida housing market map
- Interactive housing market map (county, ZIP and community)
- Save Our Homes tax estimator
- How to stop a foreclosure in Florida
- Florida documentary stamp tax, explained
- Cheapest places to live in Florida
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Streets in this community
Street-level pages: every home on record, what sold and what is for sale on each street.
- NW 13Th Place (7 homes on record)
- NW 14Th Place (6 homes on record)
- NW 23Rd Terrace (5 homes on record)
- NW 15Th Place (5 homes on record)
- NW 14Th Place (4 homes on record)
- NW 12Th Place (3 homes on record)
- NW 23Rd Terrace (3 homes on record)
- NW 15Th Place (3 homes on record)
- NW 13Th Place (2 homes on record)
What it really costs to own in Raintree
The parts of the monthly number a mortgage calculator leaves out, from the tax roll, the MLS, Citizens and FEMA. Property facts only.
| HOA dues | MLS listings here mostly enter dues as billed annually, but the median entry is only $110/year across 4 listings (2026-11-12), which usually means a quarterly or monthly amount was entered as annual. Ask the association for the current dues. |
|---|---|
| Home and flood insurance | The average Citizens Property Insurance premium in Alachua County is $1,020/yr (714 policies, Citizens detail by county, April 2026); private-market quotes depend on roof age, wind mitigation and construction. |
| Roof and age | Median build year 1985 across 4 listings. An original roof here would be about 41 years old; under Florida's 2022 reform (SB 2-D) carriers may require an inspection past 15 years, so budget for a roof report, and for replacement where it fails. |
Email me new listings in Raintree
One e-mail a day, only when a home lists here, with price, beds, baths and a link to every listing. Straight from the MLS feed; no account needed.
Ask an agent about Raintree
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Raintree will answer, and the answer is published on this page for the next buyer.
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Alachua County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Alachua County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.
Frequently Asked Questions
Is Raintree a buyer's or seller's market right now?
How many homes are in Raintree?
What share of Raintree is owner-occupied?
When were the homes in Raintree built?
Do cash buyers compete in Raintree?
Who is the best real estate agent for Raintree?
How do I find a top Gainesville real estate agent who knows Raintree?
Can Momentum Realty connect me with an agent for Raintree?
Where is Raintree, and what county is it in?
Should you buy in Raintree?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: November 2, 2026) |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (5 streets, ZIP 32605/32606/32608/99999)) |
| Under-contract shares | Stellar MLS records, as of 2026-08-01 |
| Historical depth | Closed-sale records back to 1991 (78 transactions analyzed) |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of Stellar MLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
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